Crawford County Building and Safety 200 W Michigan Ave, Grayling

Crawford County Building and Safety

200 W Michigan Ave, Grayling, MI 49738

polmstead@crawfordco.org

989.344.3233

Off-site Built Structures & Buildings used for Sheds, Cabins, Play Structures and More

(other than those exempted through State or HUD Approved factory inspection programs)

Off-site built structure, such as sheds, small storage buildings, small cabin type buildings, etc., as well as

shipping container conversions, that are constructed at a property other than where they will be

located, are becoming very popular. These types of structures can be built and completed off site,

hauled to the property where they are to be located and set up in a very short time, ready to use and

occupy, many times with minimal disturbance and construction at the final location. As with many

buildings and structures, permits and inspections are required when not exempted by the codes. Code

re4quirements for these structures and buildings can vary, and are based on use and size. This list of

common questions and concerns with these types of small structures and buildings. Commonly asked

questions for these types of structures and buildings include:

• Are building permits required?

• Are permits required for electrical, mechanical and plumbing installations?

• Do I need licensed contractors for my construction project?

• Are there limits on how a building or structure can be used?

• My building was completely constructed and finished and is being moved on my property, so

how does the building code apply to this finished building?

• Can I use my off-site built shed structure as a cabin?

• Are plans required to be submitted with a building permit application?

• How are the permit fees calculated for off-site buildings and structures?

• What kind of inspections need to take place?

• What are the foundation requirements for these types of structures and buildings?

• Are off-site built structures and buildings exempt from permits and approvals if left on a trailer

or wheels?

• Are off-site built structures and buildings required to be anchored to the foundation or the

ground?

• Are there specific structural load requirements that need to be met?

• Does my building need to meet the requirements of the Michigan Energy Code?

Are building permits required? The following should be used as a guide for such a

determination:

• Detached Accessory to a single or two family dwelling the same property – 200 square feet and

smaller can be exempted from a building permit but a zoning permit may be required.

• Detached Accessory to a building other than residential single- or two-family dwelling on the

same property – 120 square feet and smaller can be exempted from a building permit.

• If no building exists on a property, and there is nothing for a building or structure, regardless of

size, is not considered as exempt from a building permit, with exception of some agricultural use

buildings. Agricultural use buildings should be discussed with the code official to determine

whether exemption applies, and what the process is for that approval.

In order to answer that question completely, a number of variables come into play to make a

determination. Small buildings and structures such as sheds, playhouses, etc. can be considered as

accessory structures when the property on which they will be located contains another building that is

considered the principal structure or building on the property. In other words, a property with a

dwelling on it, can have other buildings on the property that can be considered as accessory to the

dwelling. If there are no other buildings on a vacant property, then there is nothing for a small structure

to be accessory to, therefore the building cannot be considered an accessory building.

Once it has been determined whether or not a building can be considered an accessory building, the

answer to the question “are permits required” relies on building size for the answer. The building code

indicates that residential accessory buildings under 200 square feet in area can be considered as exempt

from a building permit. Buildings accessory to used other than single family and duplex dwellings are

limited to not more than 120 square feet in area to be considered for exemption. It is important to

remember, the building must be accessory to another in order to be considered exempt from a building

permit. As such, “are permits required” can be answered in a number of ways.

In addition to a building permit, other permits and approvals may be required. Those permits can

include zoning, soil and erosion if excavation occurs within 500 feet of a body of water such as lake, river

or stream; health department well and septic unless municipal services are available – if the building is

being used as a dwelling or habitable space, driveway permit/approval (if accessed from county or state

roads), and/or critical dune and/or wetlands permit(s) if in such an area (issued through the State of

Michigan) where these conditions exist.

To avoid construction delays, it is advised that the property owner verify any possible permits and/or

approvals required and obtain those permits and/or approvals in advance of application for a building

permit. The building permit will not be issued until all other permits issuing agencies have granted

permits and/or approvals.

Are permits required for electrical, mechanical and plumbing installations? Any installations involving

these trades will likely require a permit in each as well. For Example, a storage building, an electrical

permit will be required for the installation of electrical components such as lights, outlets, and sub

panels. If the building or structure is to be used as a dwelling unit, living space or habitable space, all

trade permits need to be considered as necessary. The electrical permit covers the installation of all

electrical components in the building. The plumbing permit covers a water and drain pipe installations

as well as the plumbing fixtures. The mechanical permit covers heating, cooling, ventilation, gas lines,

and fuel and solid fuel burning appliances.

Do I need licensed contractors for my construction project? If you are having an off-site built structure

delivered and set up on your site, you may obtain a building permit as the owner without involving a

licensed contractor. That being said, any further on-site construction on that structure may require a

licensed contractor(s). The licensing laws in the state of Michigan that apply to construction related

trades include Pubic Act 299 of 1980 (The Occupational Code), which issued for the licensing of

residential builders, and Public Act 407 of 2016, which regulates the electrical, mechanical and plumbing

trades. Both of these public acts allow a property owner to obtain permits and perform the construction

as long as they are doing the work themselves and for their own occupancy, and the building will not be

used as a rental property. If hiring others to do the work, those people being hired do need to be

licensed. Persons in violation of these public acts are subject to prosecution for working without the

required licenses, for aiding and abetting an unlicensed person, and/or for obtaining permits under false

pretenses.

Are there limits on how a building or structure can be used? When applying for a building permit, the

applicant is required to provide information on how a building or structure is intended to be used. The

use group described on the permit application provides guidance on how the code may apply based on

the intended use. When a building is being used in a way other than what it has been approved for,

additional code requirements may apply. When this happens, the building undergoes a change in use.

A change in use permit is then required. Buildings found to be exceeding the approved use will be

required to obtain a change in use permit and approvals.

My building was completely constructed and finished and is being moved onto my property, so how

does the building code apply to this finished building? Whether built off site or on site, the

requirements of the code still apply. If the building is constructed as a shell only, and all components of

the construction are still visible for inspection, then a site inspection to verify code compliance can be

completed before finish materials are installed.

Buildings completely finished off site still need to be inspected during the construction of those

buildings, and verified as code compliant through the local building department where that construction

occurs. Crawford County will request copies of permits and inspections approvals for off-site built with

finished interiors that are being moved into the county. Lack of written support documentation showing

code compliance with the off-site construction will result in the need to remove finish materials for

inspection of the building components that have been concealed behind finish materials.

Can I use my off-site shed structure as a cabin? If a structure is planned to be used as a living, habitable

or dwelling space, the code requirements for that type of a use do apply. All of the code requirements

that apply to the intended use will apply to your building. Those requirements include, but are not

limited to, minimum floor area, clearances, egress and emergency escape and rescue, stair construction,

handrails and guardrails, smoke and carbon monoxide detection, interior finish materials, etc. Be sure

to discuss your planned use of your building with your local building inspection department so that you

can avoid having to revise your plans unexpectedly.

Are plans required to be submitted with a building permit application? The short answer is yes, plans

are required. The regulations for construction in the State of Michigan require that plans be submitted

for the construction of a structure or building, and that the plans be of sufficient clarity to show the

details of the planned construction. Plans may be required to be signed and sealed by a registered

design professional such as an engineer or architect, if the construction materials and/or methods being

used are not specifically addressed in the building code, or if the code official finds that the construction

materials and methods are questionable. The submitted plans become a part of the permanent record

of the property and permit files, for future reference if necessary.

Crawford County requires that two sets of plans be submitted with the permit application. One set

becomes the file set. The other set is reviewed for code compliance; is tamped and signed as approved

with the plan review compliance list attached; is sent back to the permit applicant; and is to be available

on site for reference by inspection staff if necessary.

How are the permit fees calculated for off-site buildings and structures? Building permit fees are

based on use group and size (floor area, and yes, decks are included). So the larger the building, the

higher the permit fee is. The building department fee schedule contains a dollar amount per square

foot, which is used to determine and overall construction value. The construction value is then

multiplied by what is know as a R Factor for one and two family residential and O Factor for all other

used. The end result being the total building permit fee. This fee calculation process is used for all new

construction projects.

What kind of inspections need to take place? Typical inspections on a construction project include

footing, foundation, framing, rough (all trades), insulation, and final. Other electrical, mechanical and

plumbing inspection may be necessary based on the scope of the installations involved. For simple shed

type structures where minimal foundation work is necessary, the foundation, framing and final

inspections can generally be completed at the same time. Other, more complex projects will likely

require most of the listed inspections.

What are the foundation requirements for these types of structures and buildings? The foundation

requirements of the code vary based on the size and use of the building. For example, a detached

accessary building with a floor area of 600 square feet or less, with light frame construction and an eave

height of no higher than 10 feet, can be constructed without a frost protected foundation. These

buildings are typically supported with what is known as a turndown slab. Buildings being used as a

dwelling, living space and/or habitable space, such as those described on pages 1 and 2 do require frost

protected foundations, with footing extending at least 42 inches below grade. Foundation types

addressed by the code include pier, concrete block, poured wall and wood framed. Footing sizes vary

and are based on the foundation type, soil conditions, the size of the building structure, and the number

of stories the building may have. Typical footing size for a single-story accessory structure with a block

or concrete wall foundation is 8 inches thick by 16 inches wide. Small detached accessory structures

under 600 square feet in area, to be used for storage use only, may also be allowed to be placed on a

packed crushed and compacted gravel base at least 6 inches thick, as long as the top soils have been

removed prior to placement of the crushed stone.

Are off-site built structures and buildings exempt from permits and approvals if left on a trailer or

wheels? The short answer is likely not exempt. All applicable land use ordinances still apply regardless

of the tiny home being on a trailer or having wheels attached. The health department still becomes

involved for water and septic provisions on the land. The Road Commission is still involved for driveway

approvals. Soil and erosion control still apply for areas near bodies of water. Critical dune and wetland

requirements of the State of Michigan still apply. The building code provisions are still applicable, even

when the structure or building are considered as portable.

Are off-site built structures and buildings required to be anchored to the foundation or the ground?

Building and structures supported from a foundation are typically attached to the foundation by way of

anchor bolts or anchor straps. Anchor bolts are required to be at least ½ inch in diameter, embedded at

least 7 inches into the concrete, and spaced no more than 6 feet on center and within 12 inches from

the corner in each direction. Approved foundation straps are also allowed when installed per

manufacturers specifications. Other options for securing a structure or building to the ground include

approved tie downs and auger type anchors, such as those used in mobile home installations. Any other

desired method of anchorage needs to be approved by the code official prior to installation.

Are there specific structural load requirements that need to be met? All of the code requirements for

wind load and structural stability are required to be complied with. These requirements include

sufficient foundation, floor, wall and roof structure to transfer loads from the top to the bottom, or the

roof to the foundation as well as sufficient wall bracing to resist wind load. The load requirements for

wind load and roof construction do vary in the State of Michigan. What may work as roof structure in

the southern part of the state may well be an issue up north. The Michigan Residential Code contains

the snow load requirements for roof construction. Crawford County is in a 50 psf snow load zone. Off-

site built structures brought to Crawford County need to be designed and constructed to the

requirements for a 50 psf snow load. A minimum wind load design to resist a 115 mph gust for 3

seconds should also be considered in the design and construction of a building or structure.

Does my building need to meet the requirements of the Michigan Energy Code? The Michigan Energy

Code is part of the Michigan Residential Code, and applies to all buildings being conditioned. The term

conditioned means heated, cooled or both. The requirements of the Michigan Energy Code are meant

to aid in the reduction of the use of fossil fuels for heating and cooling our buildings and structures by

requiring a minimum amount of insulation to keep the heat in during the cold months, and keep the

heat out during the warm months. When a building is planned to be conditioned, the energy code

requirements are to be applied. Non-conditioned buildings are not required to comply with the energy

code. However, if the building will be used as a dwelling unit, the building code requires a source of

primary heat to be provided. Additionally, if a building is constructed as a non-conditioned building and

a change in use of that building occurs, the energy code requirements then apply. In the lower

peninsula of Michigan, the northern half is what is referred to a Zone 6A. As such, the Zone 6A

requirements are applicable for the required insulation values. Those values include the following:

• Wall = R20 cavity insulation or a combination of R13 Cavity and R5 continuous foam sheathing.

• Roof/Ceiling = R49 cavity insulation, with exception for energy heal trusses that will allow for a

full R38 to extend out to the exterior of the wall framing without compression of the insulation.

• Floors = R30 for framed floors; R10 for unheated slab floors for at least 48 inches horizontally

and the depth of the slab vertically around the perimeter; and R10 for heated slab for at least 48

inches horizontally and R15 for the depth of the slab vertically around the perimeter and R5

under the remainder of the slab.

• Basements and crawlspaces = R19 cavity insulation or R15 continuous foam insulation.

• Doors and Windows = Maximum U value of 0.32

Keep in mind that insulation product R Values are reduced when not installed correctly. Batt insulation

is made to fit certain depths of framing cavities. Trying to squeeze the insulation into a framing cavity

smaller than it is made for will cause a reduction in R Value. For example, an R19 fiberglass batt is

designed to a 2 x 6 wall. When squeezed into a 2x4 wall, the insulation value is reduced from R19 to R14

or less due to the compression of the fiberglass batt.

If you have more specific questions not answered in the guide, please contact you code enforcement

professionals for further guidance. The people charged with enforcement of the codes, the land use and

construction regulations are your best source for complete and accurate information.

You can contact Crawford County Building Department at 200 W Michigan Ave, Grayling, MI 49738,

989.344.3233 or polmstead@crawfordco.org or our web page @www.crawfordco.org